Updated October 2026
What is your Villas at Sandoval home worth? A written range from seven Lee County recorded villa sales, the two association bills and the Somerville condominiums next door, not an algorithm. Free valuation from McGreevy and Comisar. Call (239) 898-6072.
Home › Cape Coral › Sandoval › Villas at Sandoval › Villas at Sandoval Home Valuation
McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and the #5 real estate team in Florida (RealTrends 2026). Top 1% Real Estate Agents Nationally Since 2008, over $900 million in personal sales, and more than $2.5 billion sold as the Domain Realty Group team.
By Jesse McGreevy and Marc Comisar. Updated October 2026. If you want the whole neighborhood first, including the two associations, the recorded documents, the flood map and the roofs, our Villas at Sandoval guide covers it, and our Cape Coral guide covers the wider market. This page answers one question: what your attached villa at Sandoval would sell for today, on the Lee County record.
A villa at Sandoval in Cape Coral is worth what recent sales of the same attached villa support. Seven qualified sales in the 12 months to September 25, 2026 closed between $295,000 and $339,000 with a $315,000 median, and ten sales in 24 months show $320,500. Your number turns on block, lake position, condition and the two association bills.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; Lee County Property Appraiser public files, our analysis; Southwest Florida MLS, closings September 26, 2025 to September 25, 2026, pulled October 10, 2026, where labelled).
For this page we tracked every recorded Villas at Sandoval sale in the 12 months to September 25, 2026, and every price opinion our team writes here starts from that record.
The Villas at Sandoval are 69 attached twin villas inside the gated Sandoval community in Cape Coral, ZIP 33991: 53 on Anguilla Drive and 16 on Pamplico Court. Every one is the same one-story, two-bedroom, two-bath plan that Taylor Morrison built between 2013 and 2017, and every one sits on its own platted lot with a wall shared with its neighbor. That sameness is what makes a villa valuation unusual. You are not pricing a floor plan. You are pricing a block, a lake or no lake, an interior, a roof that the association maintains, and a fee stack that is larger than the one on the detached homes across the street.
Because the product is so uniform, a handful of recorded sales carries real weight, and a single odd sale moves the median. Seven sales is a small set, and we say so in every figure below. We list the sales themselves rather than lean on a median alone.
Figure | What it measures | Window and source |
|---|---|---|
7 sales | Qualified recorded villa sales, all on Anguilla Drive | September 26, 2025 to September 25, 2026, Lee County recorded sales, our analysis |
$315,000 | Median of the seven (odd count, the middle sale) | Same window and source |
$295,000 to $339,000 | Lowest and highest of the seven | Same window and source |
10 sales at $320,500 | The first window with ten sales, 24 months; middle pair $316,000 and $325,000 | September 26, 2024 to September 25, 2026, same source |
$204.28 | Price per square foot of county heated area, $315,000 divided by 1,542 square feet (all seven measure 1,542) | Our arithmetic on the 12-month median and the county roll |
69 homes | Villas on the roll: 53 on Anguilla Drive, 16 on Pamplico Court | County roll dated October 4, 2026 |
$392,500 | Median of 70 detached Sandoval home sales in the same 12 months, shown only for contrast | Same window and source |
Each row has its own window and its own count, so we never add the rows, average them or subtract one from another except where we show the arithmetic. A $5,500 gap between the 12-month median ($315,000) and the 24-month median ($320,500) compares two windows with different numbers of sales, and it is not a trend by itself.
Start with four questions. Is your villa on Anguilla Drive, where 53 of the 69 villas sit and all seven recent sales closed, or on Pamplico Court, where none traded in the last 12 months? Is your lot on a lake, as 49 of the 69 villa lots are? Is your interior original or renovated? And do you know what the second association charges, since that bill is published nowhere and a buyer will ask for it in the first week? Those answers move a villa valuation further than any Sandoval-wide median does.
The Lee County Property Appraiser recorded seven qualified villa sales in the latest 12 months, and these numbers come from the county's recorded sales. The Southwest Florida MLS carries two measures the county cannot, days on market and sale-to-list ratio. For villa closings in the same 12 months to September 25, 2026 (pulled October 10, 2026), the MLS shows eight closings that spent 4 to 291 days on the market and sold at 90.6 to 98.3 percent of their final list price. We do not borrow a figure from the detached homes or from Somerville, and we keep each MLS figure, with its pull date, out of any sentence that holds a county figure.
Villa sellers at Sandoval call McGreevy and Comisar because we price on the record that moves the price: the seven recorded villa sales in 12 months, the block you sit on, the two association bills a buyer will underwrite, and the roof and wall your villa shares. We have been Top 1% Real Estate Agents Nationally Since 2008.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; recorded Villas I Neighborhood Declaration, Instrument 2013000105226, read October 2026).
Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, the #5 real estate team in Florida (RealTrends 2026), and among the Top 1% Real Estate Agents Nationally Since 2008. McGreevy and Comisar is a top-reviewed Southwest Florida listing team. If you are weighing the best real estate agents in Cape Coral, the test on a 69-home attached product is simple: ask who prices a villa against the villa sales and not against the Sandoval median, who has read the recorded documents behind the second association, and who will order both estoppel certificates the day your contract is signed.
We do not publish a story about a villa sale on this page. We publish the method we use on every one: the county's recorded sales on the two villa blocks, each with its year built and heated area; the 24-month list when 12 months holds fewer than ten sales; the lot's lake position and flood line read from the county map; the recorded documents that say who maintains the roof, the paint and the shared wall; a net sheet with both estoppel certificates in it; and the Somerville condominiums and detached Sandoval homes a buyer will compare against. You see every comparable we used, and you keep the file whether or not you list with us.
Our headquarters is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, and we also work from our Fort Myers office at 8290 College Parkway, Unit 201, Fort Myers, FL 33919, serving Cape Coral. For a villa valuation, one of us walks the house, reads the lot against the plat and the flood map, and returns a written range. Call Jesse direct at (239) 898-6072.
The fastest route to a Villas at Sandoval home valuation is the address form at the top of this page. It takes about sixty seconds and goes straight to Jesse McGreevy and Marc Comisar. We answer with recorded villa comparables, your block's sales, the association fee stack and a seller net sheet that includes both estoppel certificates.
Enter your address in the free home valuation form and tell us whether you are selling this season, next year, or simply want to know. You will hear from a partner, not a call center. If you would rather talk first, Call Jesse direct at (239) 898-6072 or call Marc Comisar at (239) 287-5873. There is no obligation and no charge for the file.
A written range; the recorded villa sales we used, with year built and heated area; the adjustments we made and why; your block, lake position and flood line from the county map; a list of what the two associations will charge and require at a sale; the Somerville and detached Sandoval sales a buyer will set beside yours; and a net sheet. If you plan to list, the next step is our Villas at Sandoval selling plan.
The Zestimate and other automated estimates read public records and prior sales. For a villa at Sandoval they cannot see which block you are on, the second association's assessment, the recorded roof covenant or the flood line across your lot, so we start from the county's recorded villa sales and the recorded documents instead.
Anguilla Drive carries two different homes. The 53 villas at the north end are attached, two-bedroom, Taylor Morrison homes. The 48 detached homes at the south end, built by Pulte in 2011 to 2013, are freestanding and mostly three-bedroom, and they belong to a different plat. A model that reads "Anguilla Drive" as one comparable set mixes the two. Our Villas at Sandoval guide lays out the split, and we price a villa against villas.
The median just value on the county roll for the 69 villas is $259,307 (roll posted September 1, 2026, read through our guide). The 12-month sale median of $315,000 is 21.5 percent above it ($315,000 divided by $259,307, less one). The roll value is a tax assessment, and an estimate that leans on it inherits the gap.
A villa parcel belongs to two Florida corporations, the Sandoval Community Association and Villas I (Anguilla and Pamplico) at Sandoval Neighborhood Association. The second bill is set by an annual budget and is published nowhere. An automated estimate has no field for it, and a buyer's lender does.
Under the recorded Neighborhood Declaration the villa association maintains, repairs and replaces the roofing and paints the exterior, and the party wall belongs to the two adjoining owners. Those recorded duties change what a buyer is buying, and no portal field records them.
On the 2022 FEMA map, 47 of the 69 villa parcels fall in Zone AE and 22 in Zone X at the parcel point, and 46 of the 69 lots straddle the line. The zone at your structure is a lot-level fact. Your neighbor's answer is not yours.
We value a Villas at Sandoval home in seven steps: fix the product, pull the county's recorded villa sales, read the lot, place the structure on the flood map, load the fee and assessment stack, check the shared-structure documents, and hand you the file. Each step uses a dated public record, and none relies on a Sandoval-wide median.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026).
A villa competes first with other villas, then with the Somerville condominiums in the same gate, then with detached Sandoval homes. We write down which buyer set your price must beat. The 12-month county record shows 7 villa sales at $315,000, 15 Somerville sales at $255,000 and 70 detached sales at $392,500, so the three products never share a median.
We take every qualified recorded villa sale, list it with its date, street, year built and heated area, and widen the window only until it holds ten sales. For villas that is 24 months: ten sales, $320,500 median. Because the county window is only seven sales, we show the sales and not a trend line.
The modal villa lot is 37 feet by 115 feet, 4,255 square feet (37 times 115), and 49 of the 69 villas back to a lake. Under the recorded declaration the master association maintains the lake bank between a lake lot and the water. We note corner and end lots, the lake edge and the garage, which measures 424 square feet on 66 of the 69 homes.
We test the structure, not just the parcel point, against FEMA panel 12071C0244G, effective November 17, 2022. Forty-seven villa parcels are in Zone AE and 22 in Zone X at the parcel point, so we order the elevation certificate question early.
We add the master association's published quarterly dues, the villa association's assessment as the estoppel certificate states it, the 2025 tax-bill assessments on the villa set, and the one-time charges at a sale. The section "What Do Two Associations and Their Fees Do to a Villa's Price?" shows the arithmetic.
We read the recorded Neighborhood Declaration and its amendments for the roof, the paint, the party wall, the insurance duty, the lease limits and the resale capital assessment, so no buyer's attorney finds a surprise in the resale package.
You receive the comparable list, the adjustments, the net sheet and the document list. You keep it whether or not you list with us.
A villa's value moves first with its block and sale window, then with lake position, interior condition and lot position, and then with the fee stack and the documents a buyer reads. All 69 villas share one plan, so year built, lake edge and interior separate one sale from the next far more than size does.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; Lee County Property Appraiser cost cards read September 12, 2026, as reported in our Villas at Sandoval guide).
Value driver | How we treat it | Why a buyer cares |
|---|---|---|
Block, Anguilla Drive or Pamplico Court | Priced within its own block, with Pamplico leaning on Anguilla sales plus adjustments | All seven 12-month sales were on Anguilla Drive; Pamplico had no qualified sale in 12 months |
Lake edge | Tested lot by lot | 49 of the 69 lots are on a lake (43 of 53 on Anguilla Drive, 6 of 16 on Pamplico Court) |
Year built | Compared inside the 2013 to 2017 run | The seven sales were built 2014 (five), 2015 and 2017 |
Heated area | Not a price driver here | 66 of 69 villas measure 1,542 square feet, three measure 1,550 |
Interior and finish | Photographed and adjusted at the walkthrough | The plan is identical, so condition is the main visible difference |
Roof and exterior | Documented from the record | The association maintains the roof and paint; all 69 roofs carry a re-roof permit |
Flood line at the structure | Read from the county map and, where available, an elevation certificate | 46 of 69 lots straddle the AE and X line |
Two association bills | Shown as a monthly figure beside the price | Villa closings report fees above the Sandoval single-family level (see the fee section) |
Lease limits | Disclosed up front | Two leases in 12 months and a 90-day minimum narrow the investor pool |
Competing homes | Somerville condominiums and detached homes | A buyer sets the three products side by side |
Because the plan is identical, the starting number is simply the right window of same-block sales. For Anguilla Drive that is 9 sales at a $316,000 median in the 24 months to September 25, 2026 (range $295,000 to $350,000). For Pamplico Court there is one sale in 24 months, $380,000 in December 2024, so a Pamplico owner leans on Anguilla sales plus adjustments.
With 49 of 69 lots on a lake, a lake is the norm for a villa, not an extra. The record does not isolate a lake price, and seven sales cannot, so we do not print one. We note a non-lake lot as a feature a buyer may weigh, and we tell you which side your lot is on from the county map.
Of the seven recent sales, five were built in 2014 and sold between $295,000 and $339,000 (median $315,000), one was built in 2015 and sold at $325,000, and one was built in 2017 and sold at $297,000. The 2017 home sold below the 2014 median and the 2015 home above it, so year built does not rank the sales. Condition, lot and timing do more.
The plan is identical, so a renovated kitchen and floors, a newer air handler or a stale original interior reads differently on a walkthrough than on a county card. We adjust for it in writing and show the comparable that supports each adjustment.
The modal villa lot is 37 by 115 feet. Corner and end lots measure 39, 44 or 45 feet wide. The garage is 424 square feet on 66 of 69 villas and 418 on three, small for two cars. A buyer with a larger vehicle notices, and so do we.
Lee County recorded seven qualified villa sales at Sandoval in the 12 months to September 25, 2026, all on Anguilla Drive, between $295,000 and $339,000, and ten in 24 months between $295,000 and $380,000. Under ten sales a median is thin, so we list every sale below with its date, price, street, year built and heated area.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; Lee County Property Appraiser public files, our analysis; Southwest Florida MLS, closings September 26, 2025 to September 25, 2026, pulled October 10, 2026, where labelled).
Date recorded | Price | Street | Year built | County heated area | Beds and baths |
|---|---|---|---|---|---|
November 26, 2025 | $316,000 | Anguilla Drive | 2014 | 1,542 square feet | 2 and 2 |
March 27, 2026 | $315,000 | Anguilla Drive | 2014 | 1,542 square feet | 2 and 2 |
May 29, 2026 | $339,000 | Anguilla Drive | 2014 | 1,542 square feet | 2 and 2 |
June 1, 2026 | $297,000 | Anguilla Drive | 2017 | 1,542 square feet | 2 and 2 |
June 15, 2026 | $295,000 | Anguilla Drive | 2014 | 1,542 square feet | 2 and 2 |
June 15, 2026 | $313,500 | Anguilla Drive | 2014 | 1,542 square feet | 2 and 2 |
June 29, 2026 | $325,000 | Anguilla Drive | 2015 | 1,542 square feet | 2 and 2 |
All seven are resales; the county tool estimates no builder-direct villa sale in either window. Sorted, the prices run $295,000, $297,000, $313,500, $315,000, $316,000, $325,000, $339,000, and the middle sale is $315,000.
Seven villas sold in the 12 months to September 25, 2026, against 69 on the roll, and the buyer will compare yours with Somerville condominiums and detached homes behind the same gate. Start with a free Villas at Sandoval home valuation built on those recorded sales, or read how we sell villas at Sandoval, and Call Jesse direct at (239) 898-6072. If you are buying here instead, see how we represent buyers in Southwest Florida or our guide to buying a villa at Sandoval, and Call Marc at (239) 287-5873. You are working with Top 1% Real Estate Agents Nationally Since 2008.
Six of the seven closed between March 27 and June 29, 2026, and the earliest, November 26, 2025, closed at $316,000. Four closed in June, at $297,000, $295,000, $313,500 and $325,000, and the highest, $339,000, closed on May 29. The spread from lowest to highest is $44,000, which is 14.0 percent of the $315,000 median ($44,000 divided by $315,000). The record does not tell us why a sale closed where it did, so we do not guess at condition or concessions. That is why a walkthrough matters.
The county file holds one more villa transfer in the window, recorded July 16, 2026 on Anguilla Drive at $322,000, that does not carry the qualified code. It is outside every county median on this page. For readers who compare instruments: adding that $322,000 to the seven gives eight prices with a $315,500 median (middle pair $315,000 and $316,000), which matches the eight-closing median the Southwest Florida MLS reports for the same 12 months (pulled October 10, 2026). We treat the two as separate instruments.
Every one of the seven measures 1,542 square feet on the county roll, so price per square foot moves exactly with price: $191.31 at the low end ($295,000 divided by 1,542) to $219.84 at the high end ($339,000 divided by 1,542), and $204.28 at the $315,000 median. The 24-month median is $207.85 per square foot of county heated area (n = 10). This is the county's heated area, never compared with an MLS living-area figure.
Two of the seven (29 percent) sold under $300,000 ($295,000 and $297,000) and five (71 percent) between $300,000 and $349,999. None sold under $200,000, and none at $350,000 or more. In the 24 months, two sold under $300,000, six between $300,000 and $349,999 and two between $350,000 and $399,999 ($350,000 and $380,000), per the table that follows.
Date recorded | Price | Street | Year built | County heated area |
|---|---|---|---|---|
November 15, 2024 | $350,000 | Anguilla Drive | 2014 | 1,542 square feet |
December 13, 2024 | $380,000 | Pamplico Court | 2016 | 1,542 square feet |
September 3, 2025 | $344,500 | Anguilla Drive | 2016 | 1,550 square feet |
November 26, 2025 | $316,000 | Anguilla Drive | 2014 | 1,542 square feet |
March 27, 2026 | $315,000 | Anguilla Drive | 2014 | 1,542 square feet |
May 29, 2026 | $339,000 | Anguilla Drive | 2014 | 1,542 square feet |
June 1, 2026 | $297,000 | Anguilla Drive | 2017 | 1,542 square feet |
June 15, 2026 | $295,000 | Anguilla Drive | 2014 | 1,542 square feet |
June 15, 2026 | $313,500 | Anguilla Drive | 2014 | 1,542 square feet |
June 29, 2026 | $325,000 | Anguilla Drive | 2015 | 1,542 square feet |
The ten sorted run $295,000, $297,000, $313,500, $315,000, $316,000, $325,000, $339,000, $344,500, $350,000, $380,000, so the median is the average of $316,000 and $325,000, which is $320,500 (an even count, so it is no one's sale price). By band: 2 under $300,000, 6 from $300,000 to $349,999 and 2 from $350,000 to $399,999.
Pamplico Court had no qualified villa sale in the 12 months. Its most recent was December 13, 2024 at $380,000 (built 2016, 1,542 square feet), and it had two in 36 months ($390,000 on December 11, 2023 and $380,000). A Pamplico price is therefore a judgment from Anguilla sales plus adjustments, and we say so on the valuation.
Villa prices at Sandoval have fallen from their 2022 peak. The calendar 2022 median was $435,000 on 6 sales, and 2026 through September 25 shows $314,250 on 6 sales, down 27.8 percent. The last 12 months ($315,000, 7 sales) sit 10.0 percent below the prior 12 months ($350,000, 3 sales).
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026).
Calendar year | Villa sales | Median |
|---|---|---|
2019 | 3 | $262,000 |
2020 | 12 | $267,750 |
2021 | 5 | $305,000 |
2022 | 6 | $435,000 |
2023 | 5 | $400,000 |
2024 | 3 | $350,000 |
2025 | 2 | $330,250 |
2026 through September 25 | 6 | $314,250 |
A year with two, three or five sales is not a market, it is a handful of transactions. The 2025 median is the average of $344,500 and $316,000, two sales. We print the counts so you can see how little weight each year carries. What the table does show is direction: the medians rose from $262,000 in 2019 to $435,000 in 2022 and have come down to the low $300,000s.
Window | Sales | Median | Range |
|---|---|---|---|
12 months to September 25, 2026 | 7 | $315,000 | $295,000 to $339,000 |
Prior 12 months, September 26, 2024 to September 25, 2025 | 3 | $350,000 | $344,500 to $380,000 |
24 months to September 25, 2026 | 10 | $320,500 | $295,000 to $380,000 |
Prior 24 months, September 26, 2023 to September 25, 2025 | 5 | $350,000 | $273,450 to $390,000 |
The 12-month median is $35,000 below the prior 12-month median ($315,000 against $350,000, down 10.0 percent), and the 24-month median is $29,500 below its prior window ($320,500 against $350,000, down 8.4 percent). Each rests on three to ten sales, so treat the percentages as a direction and not a rate.
All Sandoval homes show 92 sales at a $359,500 median in the 12 months, against 60 sales at $419,259 the year before, with a different product mix (15 of the 92 were condominiums against 5 of 60). Detached homes alone: 70 sales at $392,500 against a calendar 2022 median of $485,000, down 19.1 percent. Villas fell by more in percentage terms, off a thinner base.
We do not predict where a 69-home market goes next. We price from what has closed, show the counts, and tell you which comparable sets are thin. Florida also has a November 3, 2026 ballot question, Amendment 3, that would change the homestead exemption if passed; it is not law today, and we address it in the tax section.
The county record cannot say how long a Villas at Sandoval home takes to sell, so pace comes from the Southwest Florida MLS: eight villa closings in the 12 months to September 25, 2026 spent 4 to 291 days on the market, a median of 70, and no villa was listed for sale on October 10, 2026, the pull date.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Southwest Florida MLS, closings September 26, 2025 to September 25, 2026, pulled October 10, 2026, cited separately).
The county file records a sale date and a price, not a listing date, so it cannot show days on market. It can show cadence: 7 qualified sales in 12 months across 69 homes is a turnover of 10.1 percent (7 divided by 69), and 10 in 24 months is 14.5 percent, an average of 5 a year. Six of the seven recent sales closed in a four-month stretch from March 27 to June 29, 2026.
The Southwest Florida MLS, pulled October 10, 2026, lists eight villa closings from September 26, 2025 to September 25, 2026, the same window as the county figures, at a median sold price of $315,500. Four of the eight sold in 62 days or fewer and three took more than four months. Every one sold below its final list price, a mean of 94.5 percent across the eight. On the pull date no villa was active and one was pending, so there is no supply ratio worth printing. With eight sales we list every one rather than lean on a ratio.
Closed | Sold price | Living area (MLS) | Days on market | Sold as a share of final list price |
|---|---|---|---|---|
November 26, 2025 | $316,000 | 1,542 sq ft | 136 | 94.3% |
March 27, 2026 | $315,000 | 1,542 sq ft | 27 | 92.6% |
May 29, 2026 | $339,000 | 1,542 sq ft | 158 | 98.3% |
June 1, 2026 | $297,000 | 1,542 sq ft | 62 | 90.6% |
June 15, 2026 | $313,500 | 1,542 sq ft | 78 | 94.1% |
June 15, 2026 | $295,000 | 1,542 sq ft | 291 | 92.5% |
June 29, 2026 | $325,000 | 1,542 sq ft | 28 | 95.7% |
July 16, 2026 | $322,000 | 1,542 sq ft | 4 | 97.9% |
Source: Southwest Florida MLS, closings September 26, 2025 to September 25, 2026, pulled October 10, 2026. All eight are on Anguilla Drive; no Sold Data Entry rows.
In the same October 10, 2026 MLS pull, Somerville condominiums showed a median of 87 days on market (15 closings) and detached Sandoval homes 77 days (73 closings). Different products take different times, so we do not apply either to a villa; the villa rows above are the villa's own record.
We set the listing price from the same-block sales, we list the week the two estoppel certificates are ordered, and we review showings with you at day 14 and day 30 against the sales above. If the price needs to move, you see which comparable supports it.
The best comparables for a Villas at Sandoval home are other attached villas from the same plat, same plan and the nearest sale date, which means the seven Anguilla Drive sales in the 12 months and the one Pamplico Court sale in 24 months. Detached Anguilla homes, Vareo and Lavaca detached villas and Somerville condominiums are reference points, not comparables.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026).
All 69 villas sit on the Sandoval Phase 3 and Phase 3A plats (Lee County Instruments 2012000231575 and 2013000131938). The plats carry no plat book and page number, because Lee County stopped assigning them after 2005, which is why county legal descriptions on villa parcels read as instrument numbers.
The 48 detached homes at the south end of the street are a different plat, builder and house. In the 12 months only one of them sold, at $335,000, and in 60 months twelve sold at a $417,500 median. A comparable set pulled by street name would include them and overstate a villa. We exclude them and use them only as a ceiling check.
Taylor Morrison sold two things at Sandoval called villas. The attached Ibis VI twin villa is the Villas at Sandoval. The detached Queen Palm VI and Sabal Palm VI "villas" on Vareo Court and Lavaca Court are freestanding houses that the county classifies as detached ranch homes, and they do not share a wall or the second association. Sellers and agents who search "Sandoval villa" land on both, and we keep them apart.
Somerville condominiums sold at a $255,000 median (15 sales). They are a lower-priced product with a different legal regime, so they bound a villa buyer's alternatives from below. We use them in the Somerville section below to show what a buyer gives up or gains, never to set a villa's price.
Within the seven sales the 2014 cohort has five sales at a $315,000 median ($295,000 to $339,000), the 2015 cohort one sale at $325,000 and the 2017 cohort one at $297,000. With one sale in each of two cohorts, the record cannot support a year-built adjustment, so we do not print a dollar figure for one.
The July 16, 2026 transfer at $322,000 is on the file without the qualified code and is excluded from every county median. We read it and the other non-qualified transfers as context and not as comparables.
Anguilla Drive holds 53 of the 69 villas at Sandoval, and Pamplico Court holds 16. They share one plan, one declaration and one villa association, but they differ in lake share, build year and sales history, which changes how we price each. Anguilla produced all seven 12-month sales, Pamplico none.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; Lee County Property Appraiser records read September 12, 2026, as reported in our Villas at Sandoval guide; FEMA National Flood Hazard Layer).
Measure | Anguilla Drive (block 9010) | Pamplico Court (block 9012) |
|---|---|---|
Villas | 53 | 16 |
Qualified sales, 12 months | 7 | 0 |
Qualified sales, 24 months | 9, median $316,000 | 1, $380,000 |
Lake lots | 43 of 53 (81.1 percent) | 6 of 16 (37.5 percent) |
Year built | 2013 (14), 2014 (20), 2015 (11), 2016 (4), 2017 (4) | 2015 (4), 2016 (12) |
Lots entirely in Zone AE, entirely in Zone X, straddling | 12, 0, 41 | 10, 1, 5 |
With seven sales in 12 months and nine in 24, Anguilla Drive carries the pricing. Its 24-month median is $316,000 across a $295,000 to $350,000 range, and its 36-month median is $315,500 on 10 sales. We start there.
With one sale in 24 months, a Pamplico price is built from Anguilla sales plus adjustments for lake share (37.5 percent of Pamplico lots against 81.1 percent on Anguilla), build year (a tighter 2015 to 2016 wave) and the one recorded Pamplico sale, $380,000 in December 2024. That sale is older than any Anguilla comparable and sits $65,000 above the 12-month Anguilla median, so we treat it as context and not as a current value.
Pamplico Court has 10 lots entirely in Zone AE, one entirely in Zone X and five that straddle. Anguilla Drive has 12 entirely in Zone AE, none entirely in Zone X and 41 that straddle. The block-level pattern is real, and the lot-level answer is still yours alone.
The Neighborhood Declaration (Instrument 2013000105226, recorded May 6, 2013) governs both blocks, and the villa association's president casts the villa owners' votes at the master (Articles IV.C.11). A change to one block's rules is a change to both.
Cape Coral canal prices do not apply to a villa at Sandoval because Sandoval has no boat access: the recorded Use Restrictions prohibit boating on every Sandoval water body, and the county roll shows no docks or seawalls on Sandoval homes. The saltwater canal-front median of $698,000 belongs to a different kind of lot.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; City of Cape Coral canal layer joined to the Lee County parcel map).
We joined the City of Cape Coral's canal layer, 960 canal polygons each typed fresh or salt, to the county parcel map to sort 91,289 single-family parcels by the water behind them. In the 12 months to September 25, 2026, saltwater canal-front single-family homes sold 1,094 times at a $698,000 median, freshwater canal-front 647 times at $440,000, and homes with no canal frontage 3,526 times at $337,500. The six Cape Coral ZIP codes recorded 5,804 home sales at a $365,000 median (single family 5,269 at $380,000, condominium 535 at $210,000).
In ZIP 33991 the same cut shows 33 saltwater canal-front sales at $728,000, 129 freshwater canal-front at $535,000 and 476 with no canal frontage at $375,500, and single-family homes there sold at a $406,470 median. A Sandoval lake is not a canal, so a lake villa belongs in the residual no-canal class, and its $315,000 median sits 22.5 percent below the ZIP's single-family median ($406,470 less $315,000, divided by $406,470) and 17.1 percent below the six-ZIP single-family median of $380,000.
The community's lakes are for the view. The recorded Use Restrictions (recorded July 12, 2005) prohibit swimming, boating and personal flotation devices on every Sandoval water body, and the county roll shows zero boat docks and zero seawalls on Sandoval homes against 18,368 Cape Coral parcels with a dock and 27,452 with a seawall. A lake edge adds a view and lake-bank maintenance by the master association, not water access.
If an agent or a portal quotes Cape Coral canal prices to you, ask which water the comparable sits on. We price a villa against villas, and we use the canal tables only to explain why a Cape Coral average does not fit a gated, non-canal, attached product.
A villa at Sandoval sold at a $315,000 median in the 12 months, 19.7 percent below the $392,500 median of 70 detached Sandoval homes, yet the price per square foot of county heated area is nearly the same: $204.28 for the villa against $205.53 for the detached homes. The gap between them is mostly size, not a discount for attachment.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; Southwest Florida MLS, closings September 26, 2025 to September 25, 2026, pulled October 10, 2026, for fees).
Measure | Attached villas | Detached Sandoval homes |
|---|---|---|
Homes on the roll | 69 | 1,166 |
Qualified sales, 12 months | 7 | 70 |
Median sale price | $315,000 | $392,500 |
Price per square foot of county heated area | $204.28 | $205.53 |
Range | $295,000 to $339,000 | $288,000 to $780,000 |
Bedrooms | 2 on all 69 | 3 on 46 of the 48 detached homes on Anguilla Drive |
Private pool | 0 of 69 | 9 of the 48 detached homes on Anguilla Drive |
The villa median is $77,500 below the detached median ($392,500 less $315,000), which is 19.7 percent of the detached figure. The price-per-square-foot gap is $1.25, which is 0.6 percent. Reading it plainly, the market charges an attached villa about what it charges a detached home per square foot of county heated area, and the dollar gap follows from a smaller house. The 12-month sample is seven sales against seventy, so we call it a reading and not a law.
A detached home has no shared wall, no second association, a larger lot and, on some homes, a pool (the villas have none). Sandoval single-family closings reported a median of $2,932 in annual recurring association fees in the Southwest Florida MLS pull of October 10, 2026 (73 closings in the 12 months to September 25, 2026), against $7,862 for villas (8 closings), both as entered at closing and not a rate card.
A villa buyer's exterior paint, roof and lawn are handled by the villa association under the recorded declaration, and the villa's median sale price is $77,500 lower. For a buyer who wants a smaller footprint in the same gate, that is the product. We do not describe who that buyer is, only the home.
We use the 70 detached sales as a ceiling check. A villa listed near the detached median would have to explain why a buyer pays detached money for an attached two-bedroom, and the record gives no support for it.
A villa at Sandoval sold at a $315,000 median in the 12 months, while Somerville at Sandoval condominiums sold at $255,000, a gap of $60,000 or 19.0 percent below the villa. Per square foot of county heated area the villa is $204.28 and Somerville $174.72, so the villa carries a 16.9 percent premium. Both carry high association fees.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; Southwest Florida MLS, closings September 26, 2025 to September 25, 2026, pulled October 10, 2026, cited with its date).
Measure | Villas at Sandoval | Somerville at Sandoval |
|---|---|---|
Homes on the roll | 69 | 171 (172 recorded units) |
Legal regime | Chapter 720 homeowners association, fee-simple lot | Chapter 718 condominium |
Qualified sales, 12 months | 7 | 15 |
Median sale price | $315,000 | $255,000 |
Range | $295,000 to $339,000 | $212,500 to $320,000 |
Price per square foot of county heated area | $204.28 | $174.72 |
Built | 2013 to 2017 | 2005 to 2008 |
Plan | 2 bed, 2 bath, one story, 1,542 sq ft | 2 bed, 2 bath, one story, 1,345 to 1,725 sq ft on the 15 recent sales |
Total annual recurring fees as entered at closing (MLS, 12 months to September 25, 2026, pulled October 10, 2026) | $7,862 median (8 closings) | $7,848 median (15 closings) |
Private lot, own roof line | Yes, fee-simple lot | No, condominium unit |
The Southwest Florida MLS pull of October 10, 2026 reports medians of $7,862 for villas (8 closings) and $7,848 for Somerville (15 closings), a $14 difference ($7,862 less $7,848), both as entered at closing. A villa reaches that number through two Chapter 720 associations and a Somerville unit through the master plus a Section condominium association. A buyer who assumes the higher fee means condominium risk is mispricing the villa, and a seller who cannot explain the structure leaves the buyer to assume the worst.
Somerville's nine ground-floor-size units (1,345 or 1,373 square feet) sold from $212,500 to $282,500 at a $249,000 median, and its six upper-size units (1,650 to 1,725 square feet) from $264,900 to $320,000 at a $271,000 median. A villa at $315,000 sits $44,000 above the upper-size Somerville median and $66,000 above the ground-floor-size median ($315,000 less $271,000, and $315,000 less $249,000).
Somerville's two-story buildings do not meet the three-habitable-story trigger for Florida's milestone inspections and structural integrity reserve studies (sections 553.899 and 718.112), and no Sandoval building does. Condominium resale carries its own disclosure package under section 718.503, which is a different process from the villa's. Our Somerville home valuation page covers that side.
We show the buyer the three-way table: villa, condominium and detached. Our Somerville at Sandoval guide has the condominium side, and our Sandoval home valuation page covers the detached homes.
It cannot tell you which home suits any buyer, because it compares homes and costs, not people. Pace is product-specific: in the October 10, 2026 MLS pull, villa closings took 4 to 291 days on the market (median 70, 8 closings) and Somerville closings a median of 87 days at a median 95.9 percent of final list price (15 closings), for the 12 months to September 25, 2026.
A villa owner pays two association bills, so a buyer prices the home net of a fee stack larger than the Sandoval single-family level. Villa closings in the 12 months to September 25, 2026 reported a $7,862 median of total annual recurring fees (8 closings), against $2,932 for Sandoval single-family closings (73), as entered at closing in the Southwest Florida MLS (pulled October 10, 2026).
Data updated: October 2026 (Southwest Florida MLS, closings September 26, 2025 to September 25, 2026, pulled October 10, 2026, fees as entered at closing; Sandoval Community Association documents page, read October 7, 2026; recorded Instruments 2013000105226 and 2022000242020).
The Sandoval Community Association's own documents page, read October 7, 2026, publishes two quarterly tiers with no effective date: $682.50 a quarter where landscaping is not included and $1,063.72 a quarter with landscaping. They are figures as published by the association, read October 7, 2026, and we do not call them the 2026 budget. The page also lists a $4,000 reserve contribution payable at a resale closing. The two tiers differ by $381.22 a quarter ($1,063.72 less $682.50), $1,524.88 a year, and the only difference between them is landscaping. Annualized, the lower tier is $2,730.00 ($682.50 times four) and the higher $4,254.88.
Product | Closings | Median total annual recurring fees as entered | Monthly equivalent |
|---|---|---|---|
Sandoval single family | 73 | $2,932 | $244.33 |
Villas at Sandoval | 8 | $7,862 | $655.17 |
Somerville at Sandoval | 15 | $7,848 | $654.00 |
The villa figure is $4,930 a year above the single-family figure ($7,862 less $2,932), or $410.83 a month. The villa middle pair was $7,780 and $7,944. These are fees as reported at closing in the MLS for the 12 months to September 25, 2026, not a rate card, and the Southwest Florida MLS pull date is October 10, 2026.
The villa association's regular assessment is set by an annual budget and is published nowhere: it is not on the State corporate record and not in any recorded instrument. The recorded declaration says the budget is divided equally among the homes and paid quarterly in advance (sections 6.1 and 6.2), so a 1,542 square foot villa and a 1,550 square foot villa pay the same. An estoppel certificate on a live file states the amount exactly, as of a date, in writing. Information not available at time of publishing (checked 2026-10-07).
Listing agents enter the separate villa and master fee lines inconsistently on villa closings, so only the total annual recurring fee reconciles. We print the total and tell you to underwrite on the estoppel certificates, not the listing's split.
A villa lot belongs to two associations, so a sale needs two certificates. The Florida Department of Business and Professional Regulation's current notice, read October 7, 2026, authorizes not more than $299 per certificate, an additional $119 if expedited and delivered within three business days, and an additional fee not to exceed $179 if the account is delinquent. For two certificates that is up to $598 clean ($299 times two), $836 if both are expedited (two times $418) and $956 if both accounts are delinquent (two times $478). The statute directs the Department to adjust its caps for inflation every five years; the adjusted amounts are the ones to use. The certificate is due within 10 business days and is effective for 30 days if delivered electronically or by hand (35 if mailed), so we order both the day the contract is signed.
Who issues the villa certificate today is unsettled on the public record: the master association's page routes villa requests to one company, while the State corporate record lists the villa association at the same management company as the master since December 1, 2025. We tell you to order it through the route the master association publishes and to see who answers in writing.
The recorded 2022 amendment to the villa declaration (Instrument 2022000242020, recorded July 26, 2022) added section 6.7, a Resale Capital Assessment of $1,000.00 due to the villa association on the conveyance of a lot or home. The board may change the amount by resolution without recording anything, so the $1,000.00 is the 2022 initial figure and the estoppel certificate states the current one.
The master association's page lists a $4,000 reserve contribution payable at a resale closing, with no effective date. The contract and the association's statement decide who pays it, and the MLS transfer-fee column on villa closings ran $4,000 on four, $5,000 on three and zero on one. Both the $4,000 and the $1,000 are line items to settle in the contract, not rules we can state for you.
A buyer's lender counts association dues in the monthly obligation, so a $410.83 monthly difference from the single-family level (a $4,930 annual gap) works against price in a way a buyer can compute at the kitchen table. We therefore present the villa's price beside its monthly cost and beside the Somerville condominium's nearly identical fee level.
A shared wall changes who decides about the building. Under the recorded Neighborhood Declaration the villa association maintains, repairs and replaces the roofing, paints the exterior and carries casualty insurance on the common structural elements, while the party wall belongs to the two adjoining owners. A buyer reads that as lower upkeep and as shared decisions.
Data updated: October 2026 (recorded Neighborhood Declaration, Instrument 2013000105226, recorded May 6, 2013; City of Cape Coral permit record read September 12, 2026, as reported in our Villas at Sandoval guide).
The association maintains, repairs and replaces the roofing (sections 2.4.1.3 and 7.1.8), paints the exterior and maintains the exterior finish (7.1.5 to 7.1.7), and must carry casualty insurance on the common structural elements (7.2.8). The party wall belongs to the two adjoining owners (2.4.1.2). There is no side setback between attached units under the recorded supplemental declaration (Instrument 2013000046134, Article IV.B.1), so your neighbor's wall is your wall.
A casualty shortfall of $25,000 or less is assessed across all the lots, and a larger one is decided by a majority vote and assessed on the damaged buildings (sections 9.2 and 9.3). A buyer who reads those two sections learns that a large loss falls on the buildings that were damaged, and we make sure your buyer reads them before the inspection period ends.
Every one of the 69 villas carries a re-roof permit applied between September 28, 2022 and September 12, 2026, and 68 of the 69 were filed between April 8 and April 12, 2024, per the City of Cape Coral permit record read September 12, 2026. The permit record does not show who filed or who paid, and we do not guess; the declaration makes the roofing the association's duty. For a seller, the fact that a whole neighborhood re-roofed in one week is what that covenant looks like when it works, and a buyer's insurer starts from a roof in the 2024 permit year, not 2013.
The county cost card codes the roof cover on 68 of the 69 villas as "modular metal" and on one as concrete tile, while the recorded supplemental declaration requires roofs of flat, clay or concrete tile unless the design reviewer approves another material (Article IV.B.4). We print both facts side by side and do not translate the county's label, because the county's code dictionary for that field was not obtainable. A wind mitigation inspection on your building, not a code label, answers an insurer's question.
On the county's record only one of the 69 villas shows impact glass and 68 are shutter-protected. A buyer who installs impact windows is upgrading rather than matching the block.
The City of Cape Coral states that an improvement or repair whose cost equals or exceeds 50 percent of the market value of the building before the work is a substantial improvement, and the building must then meet the flood rules for new construction. For floodplain purposes a structure is a walled and roofed building, and a twin villa is one such building on two lots. The City publishes no determination for that case, and we do not predict one. The route to a binding answer is a written question to the City's floodplain administrator before you plan major work.
Yes, because rules set the buyer pool. A villa may not be leased more than two times in any twelve-month period, for no less than ninety consecutive days and no more than one year, under the recorded 2018 amendment to the villa declaration, which is tighter than the master association's 30-day minimum and narrows the investor pool.
Data updated: October 2026 (recorded Certificate of Amendment, Instrument 2018000030782, recorded February 7, 2018; Sandoval Community Association documents page, read October 7, 2026).
Neighborhood Declaration section 8.2.4, as amended in 2018, permits no more than two leases in any twelve-month period, each for ninety consecutive days or more and no more than one year, limits occupancy of a leased home to two persons per bedroom, and prohibits subleasing, room sharing and daily rentals. A further amendment adds the association's own lease approval process: written notice, an application and fees at least 15 days before occupancy, with the board having 10 days to approve or disapprove. The master association separately requires a completed application, the signed lease and a $100 processing fee, and it sets tenant identification cards at $11 and vehicle stickers at $15 each, as published and read October 7, 2026.
A buyer who plans to rent the villa seasonally cannot do so under these terms. That is a fact about the product, and we state it up front so a buyer does not learn it from the estoppel certificate after a contract is signed.
Two domestic pets per home are allowed without board permission, with no weight limit, and two breeds are prohibited by name (section 8.2.10).
Each villa has a 424 square foot garage on 66 of the 69 homes, and the master requires anything that is not a conforming car, SUV or light pickup to be kept inside the garage. A buyer with a boat, a trailer or work vehicles reads that carefully, and we tell you before showings if your villa's garage has a limit.
The master association publishes a specification for for-sale signs and rules on showings behind the gate. We read them before we list so your sign and open house comply.
Flood zone affects a villa's price at the lot level. On FEMA panel 12071C0244G, effective November 17, 2022, 47 of the 69 villa parcels sit in Zone AE and 22 in Zone X at the parcel point, and 46 of the 69 lots straddle the line, so the structure's own zone, not a neighbor's, decides insurance and a buyer's lender.
Data updated: October 2026 (FEMA National Flood Hazard Layer, panel 12071C0244G; City of Cape Coral Flood Protection page; Citizens Property Insurance Corporation; Lee County Property Appraiser records read September 12, 2026, as reported in our Villas at Sandoval guide).
Exactly one FEMA panel covers the 69 villa parcels. At the parcel point, 47 are in Zone AE (base flood elevation 7.0 feet NAVD88) and 22 in Zone X. When every vertex of every lot is tested, 22 lots are entirely in Zone AE, one is entirely in Zone X and 46 straddle the line. That is why we read the zone at the structure and not at the roll's centroid.
Cape Coral holds a Community Rating System Class 5 rating, reached in 2010. Under FEMA's current rating method that 25 percent discount applies to every NFIP policy in the city, X zone included. So neighbors with the same plan get the same discount, whichever side of the AE and X line their villa sits on. The discount applies automatically, and a policy shows the City's community number, 125095.
Many certificates are on the City's Forerunner portal, and buildings from before 1993 may not have one on file. The villas were built 2013 to 2017, so a certificate may exist; we look for yours early because a buyer's insurer will.
A wind mitigation inspection is recorded on the Uniform Mitigation Verification Inspection Form, OIR-B1-1802, which insurers must accept from an authorized inspector. Citizens requires a four-point inspection for homes over 20 years old and asks for documentation of remaining roof life once a roof passes 25 years. Every villa is under 20 years old and was re-roofed in a permit year of 2022 to 2026, so the roof question is mostly paperwork. We print no premium: no dated, named source gives one for these parcels.
The recorded declaration obliges the villa association to carry casualty insurance on the common structural elements, and each owner is encouraged to insure the rest of the home. Our reading of the full text of Chapter 720 (September 12, 2026, in our guide) found no requirement that a homeowners association insure the dwellings, so the recorded documents decide, and a buyer should read the association's current certificate of insurance against section 7.2.8. Ask for it in the resale package.
Hurricane Ian made landfall on Cayo Costa on September 28, 2022, and the National Hurricane Center reports maximum inundation of 6 to 9 feet above ground in Pine Island, Cape Coral and other communities near the mouth of the Caloosahatchee River, with its Cape Coral sensors lost. No source states a surge depth at a Sandoval address. All 69 villas were standing for Ian, and the City's permit record shows three emergency disaster recovery permits on Anguilla Drive and none on Pamplico Court since then (read September 12, 2026, as reported in our guide).
We print the panel, the zone counts and the City's rules. We do not print a flood zone, a premium or an insurance claim for any address. The FEMA Flood Map Service Center gives yours.
A buyer's tax bill will not be yours, because a sale resets a homestead assessment. The 2025 certified millage for Lee taxing district 057 (City of Cape Coral) is 15.3806 mills, and 2025 non-ad-valorem assessments on the villa set have a $1,026.85 median. At $315,000, a homesteaded buyer's illustration is about $4,178.71 in ad valorem tax.
Data updated: October 2026 (Lee County Property Appraiser 2025 millage book and 2026 millage book printed October 9, 2026, read October 15, 2026; City of Cape Coral release dated October 6, 2026; Lee County Tax Collector 2025 certified bills read September 12, 2026, as reported in our Villas at Sandoval guide).
All 69 villa parcels were read from their 2025 certified bills. The non-ad-valorem total had a median of $1,026.85 (range $1,016.44 to $1,049.39 once one parcel with a separate clean-energy financing assessment is set aside). Every bill carries the City solid waste assessment of $384.25 and the Lee County solid waste line of $36.56, City fire services at a median $543.64 (range $533.23 to $557.52), and stormwater of $62.40 on 68 of the 69. No bill carries a district line, because there is no Community Development District.
For 2026 the City adopted its operating millage unchanged at 5.1471, Lee County held 3.7623 and the School Board adopted 5.271, and the Property Appraiser's 2026 millage book, printed October 9, 2026, lists the total for district 057 as 15.3250 mills. For a homesteaded home assessed at $315,000, the first $25,000 is exempt from all levies and up to $26,411 more from non-school levies:
Without a homestead exemption the same $315,000 at 15.3250 mills is $4,827.38, so the 2026 homestead exemption is worth $648.67 a year on this example ($4,827.38 less $4,178.71, to the cent). This is an illustration at the 12-month median, not a tax bill.
Two villas of the same plan differed by about $3,470 in the combined 2025 bill, $1,575.58 for a homesteaded home and $5,043.13 for a non-homesteaded one (a difference of $3,467.55), because a long homestead holder carries a capped assessment. Fifty of the 69 villas are homesteaded (72.5 percent). A buyer's reassessment after a sale can be much higher than the seller's bill, which is why Florida requires the property tax disclosure in section 689.261.
The Save Our Homes cap for 2026 is 2.7 percent. A homestead owner may carry up to $500,000 of that benefit to a new Florida homestead, which matters to a seller who is buying again; the form and rules are on the Property Appraiser's site.
Amendment 3 (CS/HJR 1F) is on the November 3, 2026 ballot and is not law. If passed it would raise the non-school homestead exemption to as much as $150,000 from January 1, 2027 and $250,000 from January 1, 2028, leave only the first $25,000 exempt from school taxes, and cut the non-homestead cap from 10 percent to 5 percent. It would first show on the August 2027 notices and November 2027 bills. We do not predict the vote.
A Villas at Sandoval seller must give the buyer the Chapter 720 disclosure summary before the buyer signs, the flood disclosure at or before the contract, and the facts that materially affect value that the buyer cannot see. Without the summary, the buyer may void the contract within three days of receiving it or before closing.
Data updated: October 2026 (Florida Statutes 2026 edition, sections 720.401, 689.302, 689.261, 720.30851 and 553.79; Johnson v. Davis, 480 So. 2d 625).
The villas are a Chapter 720 homeowners association product, not a condominium, so section 720.401 applies to a resale: the buyer must be given the disclosure summary before signing, and without it may void the contract in writing within three days after receiving the summary or before closing, whichever comes first. The right cannot be waived. We have not found the declaration restating the duty, so we state the statutory rule only. Somerville's condominiums follow section 718.503 instead, and our Somerville valuation page covers that fork. This is information, not legal advice; your closing agent or attorney confirms it.
The seller gives the buyer the flood disclosure at or before the sales contract is executed. It covers known flooding during the seller's ownership, flood insurance claims including National Flood Insurance Program claims, and flood assistance including FEMA's. The statute text holds no right for the buyer to cancel.
The buyer must be given the property tax disclosure summary, which warns that the seller's tax bill is not a guide to the buyer's, because a change of ownership triggers reassessment.
A Florida seller must disclose known facts that materially affect value and are not readily observable (Johnson v. Davis, 480 So. 2d 625, Fla. 1985), and an "as is" clause does not remove that duty. Open permits can be closed with the original contractor, another licensed contractor or as owner-builder, and a buyer at arm's length may not be penalized solely because a previous owner's permit was never closed (section 553.79(16) and (17)). The City's payoff request reads assessments, utility balances, open code cases and open permits at a sale.
The resale package contains the Neighborhood Declaration, the rules, the budget and the estoppel certificates. Order both certificates the day the contract is signed, as described above.
Selling a villa at Sandoval at $315,000 carries $2,205.00 of deed stamps, about $1,650 of owner's title premium and up to $598 for two estoppel certificates, $4,453 before commission, and up to $5,000 more in association charges the contract allocates. In Lee County the seller customarily pays the stamps and the owner's policy. The contract controls.
Data updated: October 2026 (Florida Statutes 2026 edition, section 201.02; Florida Administrative Code Rule 69O-186.003; Florida Department of Business and Professional Regulation estoppel notice, read October 7, 2026; Sandoval Community Association documents page, read October 7, 2026).
Florida's documentary stamp tax on a deed is 70 cents for each $100, or fraction of $100, of the price (section 201.02(1)(a)). At $315,000 that is 3,150 hundreds times $0.70, or $2,205.00.
Florida sets the owner's title insurance premium by rule (69O-186.003): $5.75 per $1,000 up to $100,000 of coverage and $5.00 per $1,000 from $100,000 to $1,000,000. At $315,000 that is $575.00 on the first $100,000 plus $1,075.00 on the next $215,000, $1,650.00, before any credit a title company applies. The schedule is the one in our Florida cost-of-selling file dated June 29, 2026 (the rule's rate text was not re-read for this page), so we treat the figure as an estimate.
In Lee County the seller customarily pays the deed stamps and the owner's title insurance policy and chooses the closing agent, and the buyer customarily pays to record the deed and the costs of a new mortgage (our Florida cost-of-selling file dated June 29, 2026). Those are customs, not law, and the contract controls.
Line | $295,000 (12-month low) | $315,000 (12-month median) | $339,000 (12-month high) |
|---|---|---|---|
Deed stamps at $0.70 per $100 | $2,065.00 | $2,205.00 | $2,373.00 |
Owner's title premium (rate schedule estimate) | $1,550.00 | $1,650.00 | $1,770.00 |
Two estoppel certificates, up to, not expedited | $598.00 | $598.00 | $598.00 |
Subtotal the seller customarily carries | $4,213.00 | $4,453.00 | $4,741.00 |
Master reserve contribution and villa resale capital assessment, if the contract assigns both to the seller (up to $4,000 plus $1,000) | $5,000.00 | $5,000.00 | $5,000.00 |
Subtotal if the seller carries all of it | $9,213.00 | $9,453.00 | $9,741.00 |
Price less that subtotal | $285,787.00 | $305,547.00 | $329,259.00 |
The table leaves out commission, mortgage payoff, prorated taxes and association dues, repairs and any buyer concessions, because no dated first-party document fixes a commission rate or a closing fee and the numbers belong in your contract and your payoff letter. Commission is negotiable, with no standard or legally set rate. Since the National Association of REALTORS settlement of August 17, 2024, offers of buyer-broker compensation are not advertised on the multiple listing service, a buyer working with an agent signs a written agreement before touring, and a seller may still offer compensation or a concession off the MLS. We do not print a listing fee on this page, and we give it to you in writing at the first meeting. The full stack is in our Florida seller closing costs guide.
Two certificates, both expedited, are up to $836; with both accounts delinquent up to $956. A villa owner who is current and plans ahead pays the first figure.
The villa association's regular assessment, its current resale capital assessment and who issues the villa certificate are items the estoppel certificate settles. Information not available at time of publishing (checked 2026-10-07).
Nearby projects can change what a buyer thinks of a location, but the county record does not yet price them for Villas at Sandoval. Cape Coral Grove, a 131-acre mixed-use town center the City lists on SW Pine Island Road, is 1.6 route miles from Anguilla Drive, and all 69 villa parcels sit in the Pine Island Road District.
Data updated: October 2026 (City of Cape Coral Office of Economic and Business Development; OSRM route miles computed September 12, 2026; Lee County Property Appraiser zoning records read September 12, 2026, as reported in our Villas at Sandoval guide).
Every villa parcel is zoned CC, Commercial Corridor, inside the Pine Island Road District future land use, and the villas sit among streets (Anguilla, Vareo, Lambay, Belleville, Malaita, Clairfont, Casibari, Cayes, Astwood, Pamplico and Lavaca) in the same corridor. A buyer's attorney may notice the zoning label on a residential home. It does not change the recorded covenants, and we explain it before it surprises anyone.
Club Sandoval 0.6 miles, the Shops at Surfside grocery 1.5, Cape Coral Hospital 7.6, Fort Myers Beach (Lynn Hall Memorial Park) 19.8, Sanibel 24.5 and Southwest Florida International Airport 25.8 (OSRM route miles, driving profile, September 12, 2026). These are miles only, with no travel-time claim.
Lee County's standard fares on the Midpoint and Cape Coral bridges are $2.00 with a transponder or prepaid account and $5.00 pay-by-plate, charged only on trips from Fort Myers toward Cape Coral (read October 7, 2026). The Cape Coral Bridge replacement will take the bridge from two lanes each way to three plus a shared-use path, with four lanes open during construction; Lee County's September 19, 2023 release set construction to begin in 2026, and we print no cost and no completion date.
We do not print a project premium for a villa. The county record shows sales, not the reasons for them. We keep nearby projects in the listing story when a buyer asks and out of the price unless sales support them. To see homes for sale in Cape Coral, visit the Domain Realty Group Cape Coral page, and for our wider read of the market see our post on Bonita Springs and Cape Coral.
A free in-person comparative market analysis is the most accurate villa valuation short of an appraisal, and it costs you nothing. One of us walks the house, reads the lot against the plat and the flood map, and returns a written range with the recorded comparables, the fee stack and a net sheet that includes both estoppel certificates.
Call Jesse direct at (239) 898-6072 or call Marc Comisar at (239) 287-5873, or request your free home valuation and we will schedule the visit around you, including a video walkthrough for owners who are out of state. When you are ready to list, our Villas at Sandoval seller page lays out the marketing and negotiation plan. If you are also buying, see how we represent Southwest Florida buyers or our Villas at Sandoval buyer guide.
Villa owners often compare a move within Cape Coral. Our Cape Coral home valuation page covers city values, our Cape Coral seller guide covers listing across the city, and our Sandoval home valuation page covers the detached homes in the same gate. The Somerville at Sandoval home valuation page covers the condominiums, and the Sandoval community guide covers the whole gate. The Cape Royal guide and Bella Vida guide cover two communities nearby, and the Villas at Sandoval guide is the home page for the product.
Villa owners at Sandoval ask us the same questions again and again, from what a villa is worth to how two estoppel certificates work. These answers use Lee County records, the recorded documents, the association's own published page, Florida statute and, where labelled, the Southwest Florida MLS pull of October 10, 2026, and where a figure is not published we say so instead of guessing.
Your villa is worth what comparable recorded villa sales support, matched on block, lake position, condition and timing. Lee County recorded 7 qualified villa sales in the 12 months to September 25, 2026, from $295,000 to $339,000 with a $315,000 median, and 10 in 24 months at $320,500. Ask us for a written range with every comparable attached.
The county recorded 7 villa sales from September 26, 2025 to September 25, 2026, all on Anguilla Drive, and 10 in the 24 months. Calendar 2026 through September 25 shows 6 sales at a $314,250 median, against $435,000 on 6 sales in 2022. The sample is small enough that your home's own facts decide your number.
The median of the seven 12-month sales is $315,000, which is the middle sale (an odd count). The median of the ten 24-month sales is $320,500, the average of $316,000 and $325,000. The all-Sandoval median in the same 12 months is $359,500 on 92 sales, a different product mix, so we do not use it to price a villa.
Villa medians have come down from $435,000 in 2022 to $314,250 in 2026 through September 25, a 27.8 percent decline on six sales each year. The last 12 months ($315,000, 7 sales) are 10.0 percent below the prior 12 months ($350,000, 3 sales). With counts this small we call it a direction, not a rate, and we do not forecast.
We do not predict markets. What we can say is what closed: 92 recorded Sandoval sales in the 12 months at a $359,500 median, up from 60 sales at $419,259 the year before, with a different mix. For a villa, the recorded sales are above, and we price from them and show you the counts.
An automated estimate reads public records and prior sales, and it cannot see the second association's bill, the roof covenant, your block or your lot's flood line. The county's median just value for the 69 villas is $259,307, while the 12-month sale median is $315,000, so an estimate near the roll value would sit about 18 percent under it. Ask for a written range.
A comparative market analysis is our opinion of what a buyer will pay, built from recorded villa sales and adjustments, and it is free. An appraisal is a lender's or a court's valuation by a licensed appraiser, and it follows the contract. For a 69-home product, a CMA that lists every comparable is usually the more useful first step before you list.
The county file records sale dates and prices, not days on market, so it cannot say. The Southwest Florida MLS, pulled October 10, 2026, shows eight villa closings in the 12 months to September 25, 2026 at a median of 70 days on market, the fastest at 4 days and the slowest at 291, and no villa was listed for sale on the pull date.
The Southwest Florida MLS, pulled October 10, 2026, shows the eight villa closings of the 12 months to September 25, 2026 selling at 90.6 to 98.3 percent of their final list price, a mean of 94.5 percent; none sold at or above list. Eight sales is a thin sample, so we show you each one. We do not derive a ratio from county sales, which carry no list price.
On the 12-month sales it is $204.28 per square foot of county heated area, the $315,000 median divided by 1,542 square feet, and individual sales run from $191.31 to $219.84. The 24-month median is $207.85. These are county heated-area figures and are never compared with an MLS living-area figure.
In the 12 months to September 25, 2026 the highest recorded qualified sale was $339,000 on May 29, 2026 and the lowest $295,000 on June 15, 2026, both on Anguilla Drive. In 24 months the high was $380,000 on Pamplico Court in December 2024.
You can list anywhere, and the sales show where buyers have closed: seven of seven recent sales closed within $44,000 of each other. A list price above $339,000 would sit above every 12-month sale, so we ask what a buyer gets for the premium. Condition, a lake edge and a fresh roof permit are the reasons the record can support.
Different product. The 48 detached homes at the south end are freestanding Pulte homes, mostly three-bedroom, on larger lots and a different plat. In the 12 months only one sold, at $335,000. Detached Sandoval homes overall sold at a $392,500 median, 19.7 percent above the villa median, while price per square foot is nearly equal.
No. Each villa is its own platted fee-simple lot coded single family, and the villa association's charter says it is not a condominium association and is not governed by Chapter 718. The villas are a Chapter 720 homeowners association product. Somerville at Sandoval, behind the same gate, is the community's Chapter 718 condominium regime.
Yes, one for each association: the Sandoval Community Association and the villa association. Each has a 10-business-day clock, and a certificate is effective for 30 days if delivered electronically or by hand. We order both the day the contract is signed so neither clock delays closing.
The Department of Business and Professional Regulation's current notice authorizes not more than $299 per certificate, $119 more if expedited and $179 more if the account is delinquent. For two certificates that is up to $598, $836 expedited or $956 delinquent. The fee is refunded if the closing does not happen. Next adjustment: July 1, 2027.
It is the villa association's Resale Capital Assessment of $1,000.00 due on the conveyance of a lot or home, added by the recorded 2022 amendment (Instrument 2022000242020, July 26, 2022). The board may change the amount by resolution without recording anything, so the estoppel certificate states the current figure.
The master association's page lists a $4,000 HOA reserve contribution payable at a resale closing, with no effective date. Who pays it is a contract term. We show it as a line to settle, and the MLS transfer-fee column on villa closings ran $4,000 on four, $5,000 on three and zero on one.
The association publishes $682.50 a quarter where landscaping is not included and $1,063.72 a quarter with landscaping, figures as published with no effective date, read October 7, 2026. The recorded 2013 instrument assigns villa lawns to the villa association, which points to the tier without landscaping, and villa owners pay the villa association separately. The estoppel certificate states the current amounts.
It is not published. The board sets it in an annual budget, and the recorded declaration divides the budget equally among the homes, payable quarterly in advance. Villa closings reported a $7,862 median in total annual recurring fees, both bills together, against $2,932 for Sandoval single family. The estoppel certificate states the villa amount.
The villa association, under the recorded Neighborhood Declaration: it maintains, repairs and replaces the roofing (sections 2.4.1.3 and 7.1.8), paints the exterior and carries casualty insurance on the common structural elements (7.2.8). The party wall belongs to the two adjoining owners (2.4.1.2). Read the declaration with your buyer's attorney.
Every villa carries a re-roof permit applied between September 28, 2022 and September 12, 2026, and 68 of 69 were filed April 8 to April 12, 2024. The permit record does not show who filed or paid. A roof in a recent permit year helps an insurer's view, and we document it in the listing. We do not put a dollar value on it.
Yes at the lot level. 47 of the 69 villas are in Zone AE and 22 in Zone X at the parcel point, and 46 lots straddle the line. Cape Coral's Class 5 rating gives a 25 percent flood insurance discount on every NFIP policy, X zone included. Check your structure on the FEMA Flood Map Service Center.
Neither is required to list, and both help. Many elevation certificates are on the City's Forerunner portal, and a wind mitigation inspection is recorded on form OIR-B1-1802, which insurers must accept from an authorized inspector. A buyer's insurer will ask for the form early, so having it in hand shortens the inspection period.
Only within tight limits: no more than two leases in any twelve-month period, each ninety consecutive days or more and no longer than one year, with no subleasing, room sharing or daily rentals, under the recorded 2018 amendment. The association also has a lease approval process. A buyer who wants seasonal rentals cannot use a villa for them.
Because the villas are a Chapter 720 homeowners association, the buyer must be given the disclosure summary before signing. Without it, the buyer may void the contract in writing within three days after receiving the summary or before closing, whichever comes first, and the right cannot be waived. Your closing agent or attorney confirms how to deliver it.
Under section 689.302 the seller gives the buyer the flood disclosure at or before the time the contract is signed. It covers known flooding during your ownership, flood insurance claims including NFIP claims, and flood assistance including FEMA's. Florida also requires you to disclose known facts that materially affect value (Johnson v. Davis).
At $315,000 the customary seller lines are $2,205.00 of deed stamps, about $1,650 of owner's title premium and up to $598 for two estoppel certificates, $4,453, plus up to $5,000 in association charges the contract allocates. Commission, payoff and prorations are separate. Lee County customs are not law, and the contract controls.
In Lee County the seller customarily pays the deed stamps and the owner's title insurance policy and chooses the closing agent, and the buyer customarily pays to record the deed and the costs of a new mortgage. These are customs, not law, and the contract controls. Collier County customs differ.
Start with what a buyer's inspector and insurer will read: the air handler's age, the roof paperwork, shutters and any open permits. Repairs that match the block help; a renovation beyond it does not always return its cost, so we show the comparable that supports any spend before you make it.
They compete for some of the same buyers, since a Somerville condominium sold at a $255,000 median in the 12 months against $315,000 for a villa, with nearly the same annual recurring fee in the MLS ($7,848 against $7,862). A villa offers a fee-simple lot and its own roof line, and the buyer sees both on the same day.
The record cannot say, because no Pamplico villa sold in the last 12 months. The one sale in 24 months was $380,000 in December 2024. Pamplico has a lower lake share (6 of 16 against 43 of 53) and a 2015 to 2016 build wave. We price it from Anguilla sales plus adjustments and tell you so.
An owner may close an open or expired permit with the original contractor, another licensed contractor or as owner-builder, and a buyer at arm's length may not be penalized solely because a previous owner's permit was never closed (section 553.79(16) and (17)). The City's payoff request reads open permits at a sale, so we check early.
We do not call the market. The record shows seven sales in 12 months, a $315,000 median and a $44,000 spread, a handful of sales closing in the spring and early summer of 2026. Whether to sell turns on your plans. Ask for a written range and a net sheet, and decide with the numbers in hand.
Amendment 3 is on the November 3, 2026 ballot and is not law. If passed it would raise the non-school homestead exemption from January 1, 2027 and cut the non-homestead cap, changing what a buyer's bill looks like from the August 2027 notices on. It does not replace Save Our Homes. We do not predict the vote, and we explain the buyer's bill either way.
A homestead owner may carry up to $500,000 of the Save Our Homes benefit to a new Florida homestead, and the 2026 cap on a homesteaded assessment's yearly rise is 2.7 percent. If you are buying again, apply on the Property Appraiser's portability form after you close. Your tax adviser confirms the details.
That depends on your facts, and we are not tax advisers. The IRS explains the sale of a main home in Topic No. 701, and a foreign seller should read the IRS FIRPTA withholding page, since a buyer generally withholds 15 percent of the amount realized, less in some cases. Ask your tax professional before you list.
Yes, it is free and you do not have to list. You receive a written range, the recorded villa comparables, the adjustments and a net sheet, and you keep the file. If you decide to sell, our Villas at Sandoval seller page lays out how we market a villa.
Commission is negotiable, with no standard or legally set rate. We do not print a listing fee on this page, and we give it to you in writing at the first meeting, with the net sheet beside it. Call Jesse direct at (239) 898-6072 and we will walk through it.
We price on the county's recorded villa sales, we read the recorded documents behind the second association before a buyer's agent does, and we are Top 1% Real Estate Agents Nationally Since 2008. McGreevy and Comisar lead Domain Realty Group, the #1 team in Southwest Florida since 2012. Call Jesse direct at (239) 898-6072.
McGreevy and Comisar are a top-reviewed Cape Coral listing team on our Google Business Profile. We publish no aggregate score. The reviews below are quoted exactly as clients wrote them, and we do not edit, composite or summarize a client's words.
★★★★★ "We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes." Verified Google review
★★★★★ "Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat." Verified Google review
★★★★★ "Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!" Verified Google review
The same partners who earned those reviews will price your home. Request a free home valuation or Call Jesse direct at (239) 898-6072. You are working with Top 1% Real Estate Agents Nationally Since 2008.
Every document behind the villa figures above is public, and a buyer's lender, insurer and agent will read many of them. These are the ones a villa seller actually uses, each linked to the issuing authority's own copy rather than a reprint, so you read the current version.
Document | Issued by | Why a villa seller needs it | Official link |
|---|---|---|---|
Sandoval Community Association documents page | Sandoval Community Association | The master association's published dues, reserve contribution, lease fees and resale instructions | |
Estoppel Certificate Fees notice | Florida Department of Business and Professional Regulation | The current $299, $119 and $179 estoppel fee amounts | |
Florida Statutes 720.30851, estoppel certificates | Florida Senate | Contents, timing and fee ceilings of the association's estoppel | |
Florida Statute 720.401, association disclosure summary | Florida Senate | The pre-contract disclosure a villa seller supplies | |
Florida Statute 689.302, flood disclosure | Florida Senate | The flood form a seller delivers at or before the contract | |
Florida Statute 689.261, property tax disclosure | Florida Senate | The buyer's tax warning required in the contract | |
Florida Statute 201.02, documentary stamp tax on deeds | Florida Senate | The 70 cents per $100 a Lee County seller customarily pays | |
Florida Statute 553.79, permits and open permits | Florida Senate | Closing open or expired permits before a sale | |
Florida Statute 718.503, condominium resale disclosure | Florida Senate | The Somerville side of the Chapter 720 and 718 fork | |
Uniform Mitigation Verification Inspection Form OIR-B1-1802 | Florida Office of Insurance Regulation | The inspection form that documents wind premium credits | |
FEMA Flood Map Service Center | Federal Emergency Management Agency | Your structure's flood zone and panel | |
National Flood Hazard Layer | Federal Emergency Management Agency | The current flood zones a buyer's lender will check | |
Flood Protection page | City of Cape Coral | Class 5 rating, discounts and the City's flood rules | |
Substantial Improvement and Damage checklist (50 percent rule) | City of Cape Coral | How the City tests a repair or improvement against building value | |
Flood elevation certificate portal (Forerunner) | City of Cape Coral | Where many elevation certificates are on file | |
Permit search (EnerGov Citizen Self Service) | City of Cape Coral | Permit history for an address, including the 2024 roof permits | |
Assessments and annual rates | City of Cape Coral | Fire, stormwater and solid waste assessments on the tax bill | |
2025 Taxing District Millage Book | Lee County Property Appraiser | The 2025 millage for Lee taxing district 057 | |
General Exemption Info, tax year 2026 | Lee County Property Appraiser | Homestead exemption and portability rules | |
Save Our Homes assessment limitation table | Florida Department of Revenue | The yearly cap on a homestead assessment | |
Student Enrollment Plan 2026 to 2027 | School District of Lee County | The proximity zones that apply to a Sandoval address | |
Tropical Cyclone Report, Hurricane Ian | National Hurricane Center | The federal record of Ian's landfall and inundation | |
Topic No. 701, Sale of your home | Internal Revenue Service | The IRS explanation of gain on a main home |
Every figure on this page traces to one of the sources below, retrieved October 7, 2026 unless a line gives another date. Market figures carry the window and pull date stated beside them in the body. We cite government, statutory, association, court and our own pages only.
By Jesse McGreevy and Marc Comisar. For this page we tracked every recorded Villas at Sandoval sale in the 12 months to September 25, 2026, the recorded Neighborhood Declaration and its amendments, and the flood, insurance and tax rules a buyer's lender and insurer will apply, so each figure comes from a public record you can check.
If you are thinking, "I need someone to sell my house in Villas at Sandoval, Florida," McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Cape Coral, Fort Myers, Lee County, Bonita Springs, Estero, Naples, Collier County, and Charlotte County. Whether you are selling in the Villas at Sandoval, Somerville at Sandoval, Sandoval, Cape Royal, Bella Vida or Coral Lakes, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently. You are working with Top 1% Real Estate Agents Nationally Since 2008.
We also work from our Fort Myers office at 8290 College Parkway, Unit 201, Fort Myers, FL 33919, serving Cape Coral. McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com. Read about McGreevy and Comisar, see how we represent Southwest Florida buyers if you are buying, and for a seller's first step, request your free home valuation. Call Jesse direct at (239) 898-6072, and there is no obligation.
Brokered by Domain Realty. Jesse McGreevy (SL3101296) and Marc Comisar (BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.
Updated October 2026. This page is general information about Villas at Sandoval home values, not an appraisal and not legal, tax or insurance advice. Market figures change monthly and statutory figures change annually. For your specific property, ask us for the file. County sales from Lee County Property Appraiser public files, analyzed October 2026. Brokered by Domain Realty.